OC Business Reps Host Briefing Before City Council Vote
On December 3, representatives from Ocean City, NJ business associations gathered for a press conference to address any questions about the upcoming City Council vote on December 4.
All the represented organizations are asking for the City Council to vote yes to send the 600 Boardwalk property to the Planning Board for redevelopment designation review.
The City Council meeting is 6pm on December 4 at the Music Pier.
The panel included Wes Kazmarck, President of the Boardwalk Merchants Association, Caitlin Quirk, President of the Downtown Merchants Association, Chuck Bangle, Vice President of the Boardwalk Merchants Association, Bill McGinnity from the Ocean City Restaurant Association, Janet Galante from the Ocean City Chamber of Commerce, and Eustace Mita, owner of the 600 Boardwalk property.
Here is a list of the questions and concerns the panel addressed, with their answers below.
Q: What exactly is the City Council voting on tomorrow?
A: It’s only a vote on whether the property should be sent to redevelopment – not whether a hotel is approved. A “yes” vote simply moves it to the Planning Board to evaluate whether the block qualifies for redevelopment.
Q: Why the urgency to push Council to vote yes to send the 600 Boardwalk property to Planning Board review?
A: Boardwalk stores are closing. Four have already closed, and two more are on their way out. Without direction, more will follow. The developer has urgency but so do affected businesses.
Q: Why does the business community support sending the 600 Boardwalk property into a redevelopment designation?
A: Accurate facts are needed, and the only way to get them is through the redevelopment process. If the process stops now, momentum is lost and it risks losing developer engagement.
Q: Does a “yes” vote tomorrow mean the hotel is approved?
A: No. A “yes” vote only means the Planning Board can begin studying the site for a potential redevelopment designation. Anything built afterward – hotel, residential, arcade, retail would still go through the same full approval process. Nothing else can be built there under the current zoning. It’s zoned solely for an amusement park. Sending the property to the Planning Board is the only way to progress, no matter what the final project becomes.
Q: What will happen if City Council votes “yes”?
A: If Council votes yes, Planning Board review of the 600 Boardwalk property begins immediately (with a 60–90 days process expected). The City Council then chooses whether to pursue a hotel or another concept. If Council did approve a hotel at that time, construction would begin no sooner than six months after with the building process taking around 18 months. A completed project would be around two years away.
Q: What happens if City Council votes “no” on December 4?
A: 1. The hotel concept is dead. 2. The property still needs redevelopment designation eventually. 3. The property could remain in its current state for years. 4. More businesses will likely close. 5. The developer likely sells to residential builders (Ryan Homes and Norcross have already made offers).
Q: Can you explain more about offers from residential developers?
A: Both Ryan Homes and Norcross have made offers – higher than the widely reported $25M figure. These offers are real and ready to move if the hotel cannot.
Q: Why is this site designation important beyond Ocean City?
A: This is the single biggest development site on the Boardwalk in America’s Greatest Family Resort. The entire county is watching. Tourism is our number one revenue generator, and hotel guests are the highest per-capita spenders. Meanwhile, Ocean City has lost 70 percent of its hotel rooms since 1990.
Q: Have any amusement-focused groups made offers to buy the property?
A: No. Despite claims in public comments on social media, Eustace Mita has never received a written or verbal purchase offer from any such groups.
Q: What happens to historic elements like the carousel?
A: The carousel (over 100 years old) would be preserved in its own enclosure. Several kiddie rides have already been purchased with the intention of keeping a nostalgic component. The Ferris Wheel, the “Big Wheel” may be donated to the city for display if desired.
Q: Would a “yes” vote tomorrow stop the business closures?
A: It won’t fix everything instantly, but it gives businesses hope and a reason to stay. A “no” vote means no light at the end of the tunnel.
Q: How much will the proposed hotel cost to build?
A: Originally $150M. Now closer to $170M due to rising costs.
Q: Why did Councilman Levchuk reverse his position on his August vote and request a new vote by Council in December?
A: Community feedback since then indicated strong support for moving forward. His professional experience in the amusement industry shows the land is no longer viable as zoned. Regardless of ownership, redevelopment zoning is essential for any future use.
Q: Are you confident the vote will pass?
A: Councilman Levchuk said he will vote yes, but cannot speak for others. He hopes the other members of Council consider the facts and business community input but acknowledges the outcome is uncertain.
Q: Is there a conflict between wanting a hotel and considering offers from residential developers?
A: The developer is attached to the idea of a hotel because he believes it is best for Ocean City, but as a businessman he must consider offers if the city rejects the hotel.
Q: What is your final message to the community about the importance of the upcoming vote on December 4?
A: The beach replenishment crisis shows how essential it is to protect tourism in Ocean City. The 600 Boardwalk block is deteriorating. All major business associations are unified in their support for Council to vote to send the 600 Boardwalk to the Planning Board for review. Council must allow the planning board to evaluate the property so we can stop the bleeding and move forward.
Key quotes during the discussion:
“No matter what happens, zoning attention is needed at that property. So, what are we doing?” – Councilman Jody Levchuk.
“We are a unified front, all of the business associations. We’re simply asking that the 600 block of the Boardwalk be considered for redevelopment by the Planning Board.” – Chuck Bangle, Vice President of the Boardwalk Merchants.
“Nothing about this process has been rushed. We’ve put a lot of time in figuring out what’s best for the 600 Block. I think we’re at a point now where we can’t go any further without getting some expert opinions on this. – Wes Kazmarck
“On the Boardwalk, there have been four stores closed already, so we weren’t quick enough for them. There’s a fifth and sixth that are on their way out the door, I’m told. If we don’t have progress and direction on how we can handle that block, there will be more.” – Wes Kazmarck
“When we first started talking about this over a year ago, a lot of the merchants were a no. We’ve since done our due diligence. We’ve been learning the facts and we’ve been learning why it’s important for our council to move this forward to keep the ball rolling for Ocean City.” – Caitlin Quirk, President of the Downtown Merchants Association
“I’m a hometown boy. I’ve been in Ocean City all my life. The Mita family, my family, my Uncle Paul was 92 this week, he was an Ocean City lifeguard and our grandson, also named Eustace, he’s an Ocean City lifeguard too. And so here’s why I’m excited… not only has this silent majority come out for the first time in my life, but the entire business community has come out in support.” – Eustace Mita